I have a tile roof, 5:12 slope...about 70 squares of Monier, "Villa",
flashed concrete tile mudded on to hot mopped 90# over the 30# dry in. It
was put on in 1996, cost was approximately $200/square for tile,
installation of tile and the 90# hot mop. The tiles themselves were
approximately half the total.
That price was approximately the going rate here but probably less than in
much of the country as the area I live in is on the inexpensive side.
All was well until 4 -5 years ago when a leak developed. Had a roofer out
to fix it - at a cost of $1500 - and all was well for a couple of years
until another leak develped in the same area. No roofer this time, I used
a JOAT I have used for numerous things and of whom I think highly because
he is both knowledgeable and extremely conscientious. He fixed it,
finding that the valley metal in the leak area had not been properly
installed in the first place.
A bit later, another leak developled n an area far away from the first.
The JOAT fixed it too, finding that the underlay in the area was badly
I have had a couple of other intermitant leaks too, in different areas,
when there is both heavy rain and strong winds. Since I am frugal and
those appear to have been associated with unusual circumstances, they have
not been addressed.
Well, new leaks have now developed in the fixed areas. My best guess is
that the underlay has succumbed to the heat from the Florida sun and that
I may be faced with a total tearoff and new roof covering. Thing is, I
don't KNOW that.
I had a roofer out to check things but his only interest was in doing a
new clay tile roof, not exploring alternatives. He was took measurements
and was going to send prices for concrete and steel but I have not heard
from him. Given that he was muttering about $1000/square for clay tile
and there is no way in hell I am going to lay out $70,000 for a roof, I am
interested in alternatives. Things I have considered...
1. Tear off, install new and hopefully better membrane, replace original
tile (which is in good shape). The problem is, the tile is no longer made
and there would be a certain amount of breakage during the tearoff. I
have a small amount of unused tiles but less than a square and it isn't
likely that would be nearly enough; I might be able to find more tiles in
some roofer's boneyard but that is iffy.
2. Do the above but use old tiles on one or more sides, new different ones
on the others. It is not appealing to me esthetically and the only
monetary saving would be the price of the new tiles not needed to replace
3. Metal. My preference is for clay, followed by concrete but standing
seam metal has some definite advantages. There is one in particular that
mimics the look of clay/concrete tiles that I like well enough. The
decision would be purely monetary...is metal that much less than the
others? I found one site via Google that gives recent examples in the
range of $450 to $250 per square, installed, all materials and labor.
That was mostly background, now more specific questions.
1. I am just getting into this and expect to be talking to numerous
roofers. I know there are good, conscientous contractors; I also know
that there are those who cut corners and whose prices vary according to
how much they think the market will bear. The usual suggestion to
differentiate one from another is to get references; problem is, those
references rarely have the expertise to tell good from bad. Longevity is
another, Any other ways?
2. I am not totally sure that the underlay is shot. The only way I can
think of to check is to examine the sheathing from the underside and to
pull up random tiles. Any other suggestions?
3. Given my 1996 cost and adjusting for inflation, I would expect a total
price in the $22,000- $25,000 range for the same/similar material. Plus
the tearoff. I find contractors are generally reluctant to break down the
various costs in their bids but it would be very helpful to me to have an
idea of the tearoff cost.
4. As stated previously, the one contractor was talking about $70,000 for
the job with clay tiles. Obviously, that greatly exceeded what I was
expecting. My question is, are clay tiles that much more than concrete
tiles? If not, have prices so greatly exceeded inflation? It would be
helpful if I knew the actual prices of both clay and concrete tiles. I
have not been able to determine that form web searches, just the complete
cost with tile, labor and other material (underlay, bird stops, etc).
I did find some individual prices via alibaba.com for Chinese
tiles...prices from $2-3 to $9.00 per square meter (about 9 sq.ft) but FOB
5. About metal, steel or aluminum? Prices for material?
Be assured that any and all responses will be greatly appreciated.
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